BELLISSIMO LN 78735
| Owner | HOLDEN HILLS LP |
|---|---|
| Parcel ID | 0107300301 |
| Short ID | 974986 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 3,689,579 SF |
| Acres | 84.701 |
| Year Built | — |
| Legal | BARTON CREEK SEC K, L & O PHS 1 BLK A LOT 41 (OPEN SPACE / EASEMENT) (1-d-1w) |
| Neighborhood | N6030 |
| Land | $77,401 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $77,401 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $77,401 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $77,401 |
| Value Limitation Adjustment (−) (homestead cap) | −$68,810 |
| Net Appraised (assessed) | $8,591 |
| Taxable Value | $8,591 |
|---|
Appreciation: Market value has risen +831.1% from $8,313 (2023) to $77,401 (2025), a CAGR of 205.1% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Agricultural parcel countywide rose +32.7%, so this parcel has outpaced the broader agricultural market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 3.2444% in 2025 (+0.0103% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $279. Austin ISD is the largest single contributor, at 28.5% of the total 2025 levy.
Assessment Gap: Assessed value ($8,591) is $68,810 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($77,401 land vs $0 improvements), about $0/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $77,401, this parcel sits in the bottom quartile (<25th percentile) of Agricultural property in Travis County — county median $561,432 (P25 $179,824 / P75 $1,355,511, n=7,602). Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +110.4% Base-scenario CAGR (Based on 2022–2026 preliminary trend, projected forward from 2026), the model projects market value near $3,189,539 by 2031, with an estimated annual tax burden around $96,415. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $79.48 | $79.48 | Paid |
| U3D Travis County MUD # 07 | 0.9089% | 0.9089% | 0.9089% | 0.9089% | 0.9089% | +0.0000% | $78.08 | $78.08 | Paid |
| U5D Travis County MUD # 09 | 0.8120% | 0.7970% | 0.7825% | 0.7680% | 0.7540% | -0.0140% | $64.78 | $64.78 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $32.29 | $32.29 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $10.14 | $10.14 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $8.88 | $8.88 | Paid |
| E03 Travis County ESD # 03 | 0.0650% | 0.0450% | 0.0400% | 0.0530% | 0.0590% | +0.0060% | $5.07 | $5.07 | Paid |
| Combined Rate | 3.4216% | 3.2631% | 3.0948% | 3.2341% | 3.2444% | +0.0103% | $278.72 | $278.72 | Paid |
| Entity | Tax Rate | Amount Due | Share |
|---|---|---|---|
| IAU Austin ISD | 0.9252% | $79.48 | 28.5% |
| U3D Travis County MUD # 07 | 0.9089% | $78.08 | 28.0% |
| U5D Travis County MUD # 09 | 0.7540% | $64.78 | 23.2% |
| TCO Travis County | 0.3758% | $32.29 | 11.6% |
| THD Travis Central Health | 0.1180% | $10.14 | 3.6% |
| ACT Austin Community College | 0.1034% | $8.88 | 3.2% |
| E03 Travis County ESD # 03 | 0.0590% | $5.07 | 1.8% |
| Total | 3.2444% | $278.72 | 100.0% |
| 2026 Preliminary Preliminary | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $77,401 | $77,401 | +0.0% |
| Assessed Value | $8,983 | $8,591 | +4.6% |
| Land Value | $77,401 | $77,401 | +0.0% |
| Improvement Value | — | — | — |
| Taxable Value | $8,983 | $8,591 | +4.6% |
| HS Cap Loss | -$68,418 | — | |
| Total Tax 2026 = estimate |
~$291
Estimated
|
~$279
Partial
|
|
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 Pre | $77,401 | $77,401 | — | −$68,418 | $8,983 | $8,983 | Not yet — post-cert | Preliminary |
| 2025 | $77,401 | $77,401 | — | −$68,810 | $8,591 | $8,591 | ~$279 | Partial |
| 2024 | $63,526 | $127,052 | — | −$55,850 | $7,676 | $7,676 | $614 | Verified |
| 2023 | $8,313 | $16,626 | — | −$252 | $8,061 | $8,061 | $69 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +0.0% | +4.6% | 11.6% | Not available | Partial |
| 2025 | +21.8% | +11.9% | 11.1% | Not available | Partial |
| 2024 | +664.2% ! | -4.8% | 12.1% | No billing data | Verified |
| 2023 | base year | — | 97.0% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +831.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +228.7% | +110.4% | +664.2% | 2024 | +0.0% | 2026 |
| Assessment Ratio | 11.6% | 33.0% | — | 97.0% | 2023 | 11.1% | 2025 |
| Effective Tax Rate (2025) | 0.3600% | 0.3600% | — | 0.3600% | 2025 | 0.3600% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$279 | $321 | ~$36,272 | $614 | 2024 | $69 | 2023 |
Market value changed by 664% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2027 | ~$162,833 | ~$162,833 | ~3.2001% | ~$5,211 | +110.4% |
| 2028 | ~$342,562 | ~$342,562 | ~3.1558% | ~$10,810 | +342.6% |
| 2029 | ~$720,668 | ~$720,668 | ~3.1115% | ~$22,423 | +831.1% |
| 2030 | ~$1,516,113 | ~$1,516,113 | ~3.0672% | ~$46,502 | +1858.8% |
| 2031 | ~$3,189,539 | ~$3,189,539 | ~3.0229% | ~$96,415 | +4020.8% |
| 2027 | ~$161,285 | ~$161,285 | ~3.2444% | ~$5,233 | +108.4% |
| 2028 | ~$336,080 | ~$336,080 | ~3.2444% | ~$10,904 | +334.2% |
| 2029 | ~$700,309 | ~$700,309 | ~3.2444% | ~$22,721 | +804.8% |
| 2030 | ~$1,459,277 | ~$1,459,277 | ~3.2444% | ~$47,344 | +1785.3% |
| 2031 | ~$3,040,783 | ~$3,040,783 | ~3.2444% | ~$98,654 | +3828.6% |
| 2027 | ~$164,381 | ~$164,381 | ~3.1779% | ~$5,224 | +112.4% |
| 2028 | ~$349,106 | ~$349,106 | ~3.1115% | ~$10,862 | +351.0% |
| 2029 | ~$741,418 | ~$741,418 | ~3.0450% | ~$22,576 | +857.9% |
| 2030 | ~$1,574,594 | ~$1,574,594 | ~2.9786% | ~$46,900 | +1934.3% |
| 2031 | ~$3,344,060 | ~$3,344,060 | ~2.9121% | ~$97,382 | +4220.4% |
In 2025, this property's market value of $77,401 places it in the bottom 25% for Agricultural properties in Travis County (7602 comparable) — -86% below the county median of $561,432. Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $77,401 | $179,824 | $561,432 | $1,355,511 | ↓ Bottom 25% | +0.0% |
| 2024 | $63,526 | $193,498 | $574,650 | $1,361,070 | ↓ Bottom 25% | +23.7% |
| 2023 | $8,313 | $150,007 | $423,072 | $1,000,412 | ↓ Bottom 25% | +0.0% |
| Source | What it provides | Coverage for this parcel | Confidence |
|---|---|---|---|
| TCAD Certified Appraisal Roll ↗ | Market, assessed, and taxable value; land/improvement split; exemptions | 2025 | Certified |
| Texas Comptroller Annual Jurisdiction Roll (AJR) | Prior-year market and taxable value | 2023–2024 | Verified |
| TCAD Preliminary Export ↗ | First-look 2026 appraisal value, subject to change at certification | 2026 (exported June 9, 2026; certifies July 25, 2026) | Preliminary |
| Travis County Rates History ↗ | Adopted tax rate for each of this parcel's taxing entities | 1990–2025 | Verified |
| TaxCurOpenData | Current-year (2025) tax billing, by taxing entity | 2025 | Partial |
| PIR bulk billing export | Prior-year tax billing, Travis County Tax Office | 2023, 2024 | Verified |
| Satellite imagery (Esri World Imagery) | Aerial view of the parcel | Located by geocoding this parcel's address — may not resolve for every address | — |